R2-Langley OCP Parklane Venture Ltd

8/14/2019 R2-Langley OCP Parklane Venture Ltd

1/42

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

AMENDMENT (WALNUT GROVE COMMUNITY PLAN) BYLAW 1979 NO. 1836

AMENDMENT (PARKLANE VENTURES LTD.) BYLAW 2008 NO. 4690

EXPLANATORY NOTE

Bylaw No. 4690 amends the Walnut Grove Community Plan by amending the land use planfrom Low Density Residential to Medium Density Residential to accommodate one hundredand six (106) townhouse units.


2/42


LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

AMENDMENT (WALNUT GROVE COMMUNITY PLAN) BYLAW 1979 NO. 1836


A Bylaw to amend Township of Langley Zoning Bylaw 1987 No. 2500

WHEREAS it is deemed necessary and desirable to amend Township of Langley ZoningBylaw 1987 No. 2500 as amended;

NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, inOpen Meeting Assembled, ENACTS AS FOLLOWS:

1. This Bylaw may be cited for all purposes as Langley Official Community Plan Bylaw1979 No. 1842 Amendment (Walnut Grove Community Plan) Bylaw 1979 No. 1836Amendment (Parklane Ventures Ltd.) Bylaw 2008 No. 4690.

2. Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Walnut GroveCommunity Plan) Bylaw 1979 No. 1836 is further amended by amending the planmap for the lands described as:

Lot 3 Section 35 Township 8 New Westminster District Plan 20290Lot 10 Section 35 Township 8 New Westminster District Plan 29382Lot 11 Except: Part Dedicated Road on Plan 82897, Section 35Township 8 New Westminster District Plan 29382Lot 17 Section 35 Township 8 New Westminster District Plan 38834

as shown delineated on Schedule A attached to and forming part of this Bylaw to

Medium Density Residential.

READ A FIRST TIME the 28 day of July , 2008

READ A SECOND TIME the 28 day of July , 2008

PUBLIC HEARING HELD the 15 day of September , 2008

READ A THIRD TIME the 29 day of September , 2008

RECONSIDERED AND ADOPTEDthe

day of , 2008

Mayor Deputy Township Clerk


3/42

Bylaw No. 4690Page 2


4/42


TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


EXPLANATORY NOTE

Bylaw No. 4691 rezones 3.2ha (7.9 acre) of land located at 20308 and 20374-96 th Avenue toComprehensive Development Zone CD-33 to facilitate the construction of one hundred andsix (106) townhouse units.


5/42


TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


WHEREAS it is deemed necessary and desirable to amend Township of Langley ZoningBylaw 1987 No. 2500 as amended;

NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, inOpen Meeting Assembled, ENACTS AS FOLLOWS:

1. This Bylaw may be cited for all purposes as Township of Langley Zoning Bylaw 1987No. 2500 Amendment (Parklane Ventures Ltd.) Bylaw 2008 No. 4691.

2. The Township of Langley Zoning Bylaw 1987 No. 2500 as amended is furtheramended by

a. Adding to Section 104.1 Zones the words Comprehensive DevelopmentZone CD-33 after the words Comprehensive Development Zone CD-32

b. Adding to Section 110 after the words CD-32- 230m 2 the words CD-33 2.0ha

c. By adding after Section 932 Comprehensive Development Zone CD-32 thefollowing as Section 933 Comprehensive Development Zone CD-33

933 Comprehensive Development Zone CD-33

Uses Permitted

933.1 In the CD-33 Zone only the following uses are permitted and all other uses

are prohibited:

(1) accessory buidings and uses (2) accessory home occupations subject to Section 104.3(l)(3) townhouses

Density

933.2 The maximum gross density permitted shall not exceed 44 units perhectare (18 units per acre).

Lot Coverage

933.3 Buildings and structures lot coverage shall be in accordance with theprovisions of a Development Permit.

Siting of Buildings and Structures

933.3 Buildings and structures shall be sited in accordance with the provisions ofa Development Permit.


6/42

Bylaw 4691Page 2

Height of Buildings and Structures

933.4 Except as provided for in Section 104.5 the height of buildings andstructures shall be in accordance with a Development Permit.

Parking and Loading

933.5 Parking and loading shall be provided in accordance with Section 107.

Subdivision Requirements

933.6 All lots created by subdivision shall comply with Section 110 of this Bylawand the Township of Langley Subdivision and Development ControlBylaw.

Landscaping, Screening and Fencing

933.7 Landscaping areas, landscaping screens and fencing shall be provided inaccordance with a Development Permit.

Development Permit Requirements

933-8 An application for a Development Permit shall be submitted to Council forits consideration prior to issuance of a building permit.

3 The Township of Langley Zoning Bylaw 1987 No. 2500 as amended is furtheramended by rezoning the lands described as:

Lot 3 Section 35 Township 8 New Westminster District Plan 20290Lot 10 Section 35 Township 8 New Westminster District Plan 29382Lot 11 Except: Part Dedicated Road on Plan 82897, Section 35 Township 8 NewWestminster District Plan 29382Lot 17 Section 35 Township 8 New Westminster District Plan 38834

as shown delineated on Schedule A attached to and forming part of this Bylaw toComprehensive Development Zone CD-33.

READ A FIRST TIME the 28 day of July , 2008.

READ A SECOND TIME the 28 day of July , 2008.

PUBLIC HEARING HELD the 15 day of September , 2008.

READ A THIRD TIME the 29 day of September , 2008.

RECONSIDERED AND ADOPTEDthe

day of , 2008.

Mayor Deputy Township Clerk


7/42

Bylaw 4691Page 2


8/42


9/42


10/42

Rezoning/OCP Amendment Application No. 100061 andDevelopment Permit No. 100555(Parklane Ventures Ltd.)Page 2

f:\data\council\2008 agenda\07-28\regular agenda\e5_cd rezoning & ocp amendment application 100061 development permit 100555parklane ventures.doc

RECOMMENDATION(S): That Council give first and second reading to Bylaw No. 4690 to amend the Walnut GroveCommunity Plan and Bylaw No.4691 rezoning 3.2ha (7.9 acres) of land located at 20308 and20374-96 Avenue to Comprehensive Development Zone CD-33 to facilitate the construction of onehundred and six (106) townhouse units, subject to the following development prerequisites beingsatisfied prior to final reading;

1. Completion of a Servicing Agreement with the Township securing required road and utilityupgrades and extensions in accordance with the Townships Subdivision and DevelopmentControl Bylaw, and the Erosion and Sediment Control Bylaw to the acceptance of the GeneralManager of Engineering and greenway construction details and security to the acceptance ofthe Manager of Park Design and Development;

2. Provision of road dedication, widenings and necessary traffic signal improvements at 96Avenue and 204 Street (including securing an approximate 5.5 metre road widening for 96Avenue and a 2.5 metre road widening for 204 Street) in accordance with the Subdivision andDevelopment Control Bylaw to the acceptance of the General Manager of Engineering.

3. Compliance with the Erosion and Sediment Control Bylaw to the acceptance of the GeneralManager of Engineering.

4. Provision of a geotechnical analysis and report to the acceptance of the Director of CommunityDevelopment in support of the proposed development.

5. Compliance with the Subdivision and Development Control Bylaw (Tree Protection) No. 4470including provision of a final tree management plan incorporating tree retention, replacementand protection details to the acceptance of the Manager of Parks Design and Development.

6. Finalization of detailed landscape plans and security for the construction of the Hydro/TeresanGas right-of-way greenway and municipal trail to the acceptance of the Manager of ParksDesign and Development.

7. Transfer of the BC Hydro/Teresan Gas right-of-way to the Township for a neighbourhoodgreenway and trail network;

8. Register a restrictive covenant restricting turning movements on 96 Avenue to right-in/right-outonly, prohibiting on-street parking on 96 Avenue and on internal streets (other than in clearlyidentified parking spaces) and prohibiting garages from being developed for purposes otherthan parking of vehicles;

9. Lots 10 and 11 Plan 29382, Lot 17 Plan 38834 and Lot 3 Plan 20290 be consolidated; and10. Payment of supplemental Rezoning and Development Permit Application fee.

That Council amend the Walnut Grove Stage 1 Neighbourhood Plan by designating Lots 10 and11 Plan 29382, Lot 17 Plan 38834 and Lot 3 Plan 20290 as Medium Density permitting amaximum gross density of 18 units per acre (44.5 units per hectare).

That Council at the time of final reading of Bylaw No. 4690 and 4691 authorize the issuance ofDevelopment Permit No. 100555 for the proposed development subject to the following conditions:

a) Building plans being in substantial compliance with Schedules A through N;b) Finalization of on-site landscaping plans in substantial compliance with Schedule O, and in

compliance with the Townships Tree Protection and Street Tree and Boulevard Treatmentpolicies, subject to final acceptance by the Manager of Parks Design and Development; and

c) On-site landscaping to be secured by letter of credit at the building permit stage; and further

That Council authorize staff to schedule the required Public Hearing in conjunction withDevelopment Permit No. 100555.


11/42



EXECUTIVE SUMMARY: Parklane Ventures Ltd. has applied to amend the Walnut Grove Community Plan and the WalnutGrove Stage 1 Neighbourhood Plan, and rezone approximately 3.2ha (7.9 acres) of land at 20308and 20374-96 Avenue in the in Walnut Grove to Comprehensive Development Zone CD-33. Thecommunity plan amendment and rezoning will facilitate the construction of one hundred and sixtownhouse units proposed in accompanying Development Permit No. 100555. Included in thedevelopment proposal is dedication and construction of a portion of the neighbourhoodgreenway/trail network on the Teresan Gas and BC Hydro right-of-way located at the south end ofthe site. A Development Permit is being processed in conjunction with the community planamendment and rezoning application providing Council with the opportunity to review the form,character and siting of the development.

PURPOSE: The purpose of this report is to advise and make recommendations to Council with respect toCommunity Plan Amendment, Rezoning and Development Permit applications submitted byParklane Ventures Ltd.


12/42



SUBJECT


13/42



SUBJECT


14/42



TOWNSHIP ZONING BYLAY NO. 2500


15/42



Exterior Colour Rendering SUBMITTED BY THE APPLICANT

Eastern Portion of Greenway Elevation

Western Portion of Greenway Elevation

Southern Portion of 204 Street Elevation

Northern Portion of 204 Street Elevation


16/42



Site Layout SUBMITTED BY APPLICANT

96 Avenue


17/42



ADDITIONAL INFORMATION:

REFERENCE:Owner/ Applicant/Agent: Parklane Ventures Ltd.

Suite 2000, Four Bentall Centre,10055 Dunsmuir StreetVancouver, BC

Legal Description: Lots 10 and 11 Plan 29382, Lot 17 Plan 38834and Lot 3 Plan 20290

Location: 20308 and 20374-96

Area: 3.2ha (7.9acres)

Existing Zoning: Residential Zone R-1DRural Zone RU-1Service Industrial Zone M-1A

Proposed Zoning Comprehensive Zone CD-33

Walnut Grove Community Plan: Low Density Residential (up to 8 units per acre)

Proposed Walnut Grove CommunityPlan

Medium Density Residential (6-18 units per acre)

Stage 1 Neighbourhood Plan: Comprehensive Development (up to 10 units peracre)

Proposed Stage 1 Neighbourhood Plan Medium Density (up to 18 units per acre)

E.S.A. Designation: E.S.A.# 009 Walnut Grove Aquifer(Rating - #1)

BACKGROUND/HISTORY:The subject site is currently zoned Residential Zone SR-2, Rural Zone RU-1 and Service IndustrialZone M-1A; and is designated Low Density Residential in the Walnut Grove Plan andComprehensive Development in the Walnut Grove Stage 1 Neighbourhood Plan (adopted byCouncil resolution in 1996).

In 1999, a Rezoning and Development Permit application was received for a compact lot singlefamily development. The project had a public hearing and was granted third reading. Theproponent however did not complete the development prerequisites and the property remainsundeveloped. Parklane Ventures Ltd. has since purchased the subject site and is now proposing a106 unit townhouse development.


18/42



DISCUSSION/ANALYSIS:

Rezoning and Neighbourhood Plan Amendment: Parklane Ventures Ltd. is proposing to construct a one hundred and six (106) units townhouse

project in Walnut Grove on 3.2ha (7.9 acres) at a gross density of 13.25 units per acre (or a netdensity of 18.6 units per acre). To accommodate the development, Parklane has applied to:

1. Amend the Walnut Grove Community Plan from Low Density Residential (up to 8 units peracre) to Medium Density Residential (6-18 units per gross acre);

2. Amend the Walnut Grove Stage 1 Neighbourhood Plan from ComprehensiveDevelopment (up to 10 units per acre) to Medium Density Residential (up to 18 units pergross acre); and

3. Rezone the subject site from Residential Zone SR-2, Rural Zone RU-1 and ServiceIndustrial Zone M-1A to Comprehensive Residential Zone CD-33 permitting a maximumdensity of 18 units per acre (gross). This density can only be achieved if the Hydro andTeresan Gas rights-of-way are dedicated to the Township and developed as a linear park

and walkway.

Surrounding land uses include:North: 96 Avenue beyond which is Chelsea Green multi family residential development and a

recently approved light industrial development (RDM);South: BC Hydro and Teresan Gas right-of-way, beyond which are existing single family residential

homes zoned R-1D;East: 204 Street, beyond which are mostly vacant single family lots zoned R-1A (some of which

are under construction); andWest: the Brookwynde single family and Windsor Gardens townhouse developments (zoned

Comprehensive Development Zones CD-17 and CD-32).

Development Permit:As the site is designated as a mandatory Development Permit area, the applicant has also appliedfor a Development Permit. In accordance with Councils policy, supporting materials have beensubmitted detailing the proposed developments form, character and siting. Development Permitguidelines relevant to the site are contained in the Walnut Grove Neighbourhood Plan (seeAttachment A). Proposed Development Permit No. 100555 is attached to this report (seeAttachment C).

The proposed development will consist of 106 townhouses situated in clusters of three to six units.A combination of 35 wider units (side by side double garages) and 71 narrower units (tandemparking garages) is proposed. The development will consist of eight 2 bedroom units and ninetyeight 3 bedroom units ranging in size from 119m 2 (1,284ft 2) to 200m 2 (2,161ft 2). The majority of the

units will have garages on the ground floor, living areas on the second floor and bedrooms on theupper floor. Eight units have been designed as stacked townhouse units where the garages arelocated on the ground floor and the living space is located entirely on one floor, either the groundfloor or the upper floor.

The site is proposed to be graded in a manner that will minimize the impacts of the developmenton the neighbourhing properties by lowering the site and having three storeys facing the internalstrata roads and two storeys facing the municipal roads, greenway and neighbouring residentialdevelopments (see Schedules A, B and H of Attachment C).


19/42



The architects design rationale states:

Site Planning: The townhouse project in Walnut Grove is planned to maximize the opportunities the site affords and to provide a neigbourly, multi-residential project that both fits into the existing neighbourhood and provides a quality streetscape to this underutilized site.

The site plan is developed to take advantage of the sites topography that slopes towards the north and the stands of significant coniferous trees in the southeast corner of the site. Additionally, the project incorporates a significant landscaped open space providing the much needed outdoor amenity and internal outlook sheltered from both of the flanking streets.

In Planning terms, a row of sixplexes flank both 204 Street and 96 Avenue. The grading of the site has been managed to develop the inner driveway running parallel to both streets to be lowered by approximately 1 m in an effort to reduce the 3-storey massing facing the public streets to 2-storeys.The units in these buildings have been designed to include traditional front porches and street- oriented entry gates and stairs; all features typical of a lower density or single family form of development.

The two rows of building abutting the greenway to the south and the existing residential neighbourhood to the west are developed as quintessential uphill buildings with vehicular access from the lowered internal driveway network and patio access at the second floor, resulting in 2- storey buildings facing south and west.

In planning terms, the arrangement of the site plan reduces the impact of the project by tapering the massing to soften the adjacency to the existing neighbourhoods and existing public open space. The internal rows of buildings provide a variety of similar uphill style buildings and 3-storey buildings.

The site plan is also configured to retain those trees indentified by the project arborist as the highest priority of trees to retain on the site. The geometry of the site plan in the southeast corner breaks away from the more rectilinear arrangement defined by the surrounding street and 3-4 significant trees are retained.

Unit Disposition: The project includes a variety of unit types, sizes and design. Most of the units are 3-storey ground-oriented townhouses with some stacked units including the provision of 4 ground level adaptable flats suitable for a diverse set of lifestyles. The smaller, more affordable units are located adjacent to both flanking streets while the larger units face both the greenway and the internal landscaped open space. The project provides a rich diversity of unit sizes intended to accommodate a variety of residents from first time buyers and young families to empty nester and aging in place residents.


20/42



Building Character, Massing and Materials: The architectural design has been crafted to truly reflect the character of a lower density single family neighbourhood and to fashion the buildings in a more rural, craftsman character. The massing and forms of the buildings are broken up into many smaller components and the roofs are generally tapered on the ends of the buildings to ease the transition from building to building and to let light into the spaces between buildings.

The buildings incorporate a diverse mix of traditional residential elements including traditional front porches with stone/timber columns, steeply pitched roofs with gables, eaves and bracketing, finely proportioned windows with decorative muntins, decorative railings, ornamental chimneys,bracketed canopy roofs and character bay windows.

The building facades are broken up with a high degree of articulation; in particular the exterior elevation facing the two flanking streets, the greenway and the adjacent residential neighbourhood to the west are much more articulated with attention to detail, colour and texture. The exterior materials include a mix of siding materials using a horizontal vinyl siding as a backdrop with enrichment of painted wood shingles, board and batten, panelized bay windows, wood belt courses and wood trim. The gables in the roof have been clad in a board and batten reminiscent of a Tudor craftsman look.

Cross sections illustrating the relationship between the proposed development and the adjacentproperties to the south are provided in Attachment B.

Parking:A total of 334 parking spaces are proposed, consisting of 180 indoor spaces (70 in side by sidegarages, 78 in tandem garages, and 32 single car garages), 19 surface spaces (not located infront of garages) and 135 spaces on driveways in front of garages. The proposed parkingarrangement exceeds the minimum requirements in the Townships Zoning Bylaw. The applicantwill be required to register a restrictive covenant prohibiting parking on the internal roadways in theproject (other than in clearly identified parking spaces) and prohibit the garages from beingdeveloped for purposes other than parking of vehicles.

Landscaping: The applicant proposes extensive landscaping throughout the site consisting of deciduous andconiferous trees, shrubs and groundcovers and grassed common areas.

In compliance with the Walnut Grove Stage 1 Neighbourhood Plan, the applicant is proposing toconstruct a pedestrian trail with pockets of landscaping to Municipal standards within the BCHydro/Teresan Gas rights-of-way. This trail will complete a pedestrian connection from the BCHydro/Teresan Gas rights-of-way to the west and 204 Street to the east. The sidewalk along 204Street from the greenway to 96 Avenue will required to be enhanced to accommodate a shareduse trail. Several secondary trails will connect the townhouse development with the municipal trailsystem. Prior to consideration of final reading of the rezoning bylaw, the applicant will be requiredto submit final plans for the proposed trails and linear park to the acceptance of the Manager ofParks Design and Development. Any works within the BC Hydro and Teresan Gas rights-of-waywill require the approval of the respective utility companies prior to construction. Title to thegreenway will be transferred to the Township prior to final reading.


21/42



Three childrens play areas are proposed within the development and within the greenway. Theplay area within the greenway will become part of the municipal park system and this will beavailable to the public, while the two within the development are intended for private use. Prior tofinal reading the proponent will be required to secure the construction of the childrens play area tothe acceptance of the Manager of Parks Design and Development.

Tree Protection/Replacement: An Integrated Site Design Concept (ISDC) was provided by the applicants consultants (BurrowsHuggins Architects, Hunter Laird Engineering Ltd. and Arbourtech Consulting Ltd.). The submittedinformation indicates that 57 significant trees exist on the site with 3 proposed to be retained. Inaccordance with the Townships Tree Protection Bylaw, a total of 165 replacement trees arerequired to be planted on-site. This calculation excludes the Teresan Gas and BC Hydro rights -of-way and gives credit for the three retained trees. Final tree retention, protection, andreplacement plans are subject to final acceptance of the Manager of Parks Design andDevelopment.

Servicing: The development site will be required to connect to full municipal services which will be secured ina servicing agreement prior to final reading including road and utility upgrades/extensions and astormwater management plan. The proponent will be required to dedicate and construct the southhalf of 96 Avenue and the west half of 204 Street to the ultimate road cross section and maketraffic signal improvements at the intersection of 96 Avenue and 204 Street to the acceptance ofthe General Manager of Engineering. Access to the site from 96 Avenue will be restricted to right-in/right-out only and full turning movements will be permitted to 204 Street.

Environmental: The Township's Environmentally Sensitive Areas (E.S.A.) Study identifies the lands as forming partof the Walnut Grove Aquifer. The applicant will be required to provide erosion and sedimentcontrol measures in accordance with the Erosion and Sediment Control Bylaw, to the acceptanceof the General Manager of Engineering. The provision of these items, along with compliance withthe Township's Tree Protection Bylaw satisfy the management guidelines identified in theTownship's Environmentally Sensitive Areas Study.

Transit: Transit service is available along 204 Street and 96 Avenue. The road layout of Walnut Grove hasbeen designed to accommodate transit routes in accordance with Translink's operating policy/ procedures which Council each year is given an opportunity for input.

Schools: The Walnut Grove Community Plan was developed in consultation with the Langley School District,which has anticipated and is prepared to accommodate students from the proposed developmentat Dorothy Peacock Elementary School and at Walnut Grove Secondary School.

Parks: Approximately 45% (3.3 acres) of the site will be transferred to the Township to form part of theneighbourhood greenway/trail network. The nearest neighbourhood parks are locatedapproximately 1 kilometre from the development at Dorothy Peacock Neighbourhood Park andMcClughan Park.


22/42



Development Prerequisites: 1. Completion of a Servicing Agreement with the Township securing required road and utility

upgrades and extensions in accordance with the Townships Subdivision and DevelopmentControl Bylaw, and the Erosion and Sediment Control Bylaw to the acceptance of the GeneralManager of Engineering and greenway construction details and security to the acceptance ofthe Manager of Park Design and Development;

2. Provision of road dedication, widenings and necessary traffic signal improvements at 96Avenue and 204 Street (including securing an approximate 5.5 metre road widening for 96Avenue and a 2.5 metre road widening for 204 Street) in accordance with the Subdivision andDevelopment Control Bylaw to the acceptance of the General Manager of Engineering.

3. Compliance with the Erosion and Sediment Control Bylaw to the acceptance of the GeneralManager of Engineering.

4. Provision of a geotechnical analysis and report to the acceptance of the Director of CommunityDevelopment in support of the proposed development.

5. Compliance with the Subdivision and Development Control Bylaw (Tree Protection) No. 4470including provision of a final tree management plan incorporating tree retention, replacementand protection details to the acceptance of the Manager of Parks Design and Development.

6. Finalization of detailed landscape plans and security for the construction of the Hydro/TeresanGas right-of-way greenway and municipal trail to the acceptance of the Manager of ParksDesign and Development.

7. Transfer of the BC Hydro/Teresen Gas right-of-way to the Township for a neighbourhoodgreenway and trail network;

8. Register a restrictive covenant restricting turning movements on 96 Avenue to right-in/right-outonly, prohibiting on-street parking on 96 Avenue and on internal streets (other than in clearlyidentified parking spaces) and prohibiting garages from being developed for purposes otherthan parking of vehicles;

9. Lots 10 and 11 Plan 29382, Lot 17 Plan 38834 and Lot 3 Plan 20290 be consolidated; and10. Payment of supplemental Rezoning and Development Permit Application fee.


23/42



POLICY CONSIDERATIONS:Parklanes one hundred and six (106) unit townhouse proposal requires the Walnut GroveCommunity Plan, Phase 1 Neighbourhood Plan and Zoning Bylaw to be amended. Theseamendments essentially increase residential densities from 10 units per acre to 18 units per acre(gross). Staff are supportive of these amendments on the basis that the proposed townhouses arean appropriate land use adjacent to 96 Avenue that do not conflict with adjacent uses, as well asbeing better reflective of current land values and housing affordability. Staff also support thedevelopment as it complements Councils recent Sustainability Charter objectives and serves tocomplete a greenway/municipal trail connection between 202 and 204 Streets.

Respectfully submitted,

Mark NeillSENIOR DEVELOPMENT PLANNERforCOMMUNITY DEVELOPMENT DIVISIONMN

ATTACHMENT A Walnut Grove Community Plan Development Permit GuidelinesATTACHMENT B Elevation Cross-sectionATTACHMENT C Development Permit No.100555 text and Schedules A through L:

Schedule A Colour ElevationsSchedule B - Colour ElevationsSchedule C Site PlanSchedule D Building P Elevations

Schedule E Building Q ElevationsSchedule F Building R ElevationsSchedule G Building S ElevationsSchedule H 204 Street ElevationsSchedule I Unit Type B Floor PlansSchedule J Unit Type C Floor PlansSchedule K Unit Type D Floor PlansSchedule L Unit Type F Floor PlansSchedule M Unit Type G Floor PlansSchedule N Unit Type N Floor PlansSchedule O Landscape Plan


24/42

F:\data\council\2008 Agenda\07-28\Regular Agenda\E5_cd Rezoning & OCP Amendment Application 100061 Development Permit100555 Parklane Ventures.doc

ATTACHMENT A

Excerpt from Walnut Grove Community Plan Bylaw 1978 No. 1836

4.2 DEVELOPMENT PERMITS (Adopted by Bylaw 2572 - 1988.04.18)

The development permit provisions of the Municipal Act will be used to implement theprovisions of this community plan and specifically implement the objectives and guidelinesstated in this section.

c. Medium Density Residential (RM) and High Density Residential (RH)

The lands designated medium density residential (RM) and high density residential(RH) are hereby designated as development permit areas under Section 945 (4) (e) ofthe Municipal Act.

The objective will be to promote development of safe, attractive, identifiable multiplefamily neighbourhoods that have excellent pedestrian access to surroundingcommercial and recreational land use.

The medium density residential (RM) and high density residential (RH) developmentguidelines are:

1. Development should be designed to integrate with and be compatible withadjacent development with respect to siting of buildings, exterior finish anddesign, landscaping and design of parking areas.

2. Building materials, design and massing shall support the creation of an attractiveresidential environment. The use of "untreated' concrete or "unfinished" metal oraluminum as a final building finish shall not be permitted.

3. Landscaping of the site shall be required to enhance the appearance of thedevelopment. Buildings and parking, loading and storage areas should bescreened from adjacent roads and single family residential development.Garbage receptacles and other service areas should be screened. A landscapingplan shall be submitted as part of a development permit application.

4. Walkways should be developed to ensure convenient access to and fromadjacent residential, commercial, educational, recreational and institutional uses.Walkways should be lighted and allow for overview from adjacent dwellings forsafety and security reasons.

5. Signs should be designed so that they are compatible with the buildings andappear to be part of the building design."


25/42

ATTACHMENT B



26/42

ATTACHMENT C

F:\data\council\2008 Agenda Hold\Com Dev\DPs\dp100555 Parklane.doc


Development Permit No. 100555

1. This Permit is issued this day of , 2008to:

NAME: Parklane Ventures Ltd.

ADDRESS: Suite 2000, Four Bentall Centre, 1055 Dunsmuir StreetVancouver, B.C. V7X 1J1

2. This permit applies to and only to those lands within the Municipality described as follows andto any and all buildings, structures and other development thereon:

2. LEGAL DESCRIPTION:

Lot 3 Section 35 Township 8 New Westminster District Plan 20290

Lot 10 Section 35 Township 8 New Westminster District Plan 29382Lot 11 Except: Part Dedicated Road on Plan 82897, Section 35 Township 8New Westminster District Plan 29382Lot 17 Section 35 Township 8 New Westminster District Plan 38834

(hereinafter called the said lands)

CIVIC ADDRESS: 20308 and 20374-96 th Avenue

3. This Permit is issued subject to compliance with all of the Bylaws of the Municipality ofLangley applicable thereto, except as specifically varied or supplemented by this permit asfollows:

a) Building plans being in substantial compliance with Schedules A through N;b) Finalization of on-site landscaping plans being in substantial compliance with Schedule O,

and in compliance with the Townships Tree Protection and Street Tree and BoulevardTreatment policies, subject to final acceptance by the Manager of Parks Design andDevelopment; and

c) On-site landscaping to be secured by letter of credit at the building permit stage.

4. Although not part of the Development Permit requirements, the applicant is advised that priorto the issuance of a building permit the following items will need to be finalized:

a) Payment of remaining Development Permit application feesb) stormwater management plan to be submitted to the acceptance of the Township

5. The land described herein shall be developed strictly in accordance with the terms, conditionsand provisions of this Permit and any plans and specifications attached as a Schedule to thisPermit which shall form a part hereof.

This Permit is not a Building Permit.


27/42

Development Permit No. 100555Page 2

F:\data\council\2008 Agenda Hold\Com Dev\DPs\dp100555 Parklane.doc

All buildings and structures forming part of this Development Permit shall be substantiallycommenced within two years after the date the Development Permit is issued.

This permit shall have the force and effect of a restrictive covenant running with the land andshall come into force on the date of an authorizing resolution passed by Council.

It is understood and agreed that the Municipality has made no representations, covenants,warranties, guarantees, promises or agreement (verbal or otherwise) with the developer otherthan those in this Permit.

This Permit shall enure to the benefit of and be binding upon the parties hereto and theirrespective heirs, executors, administrators, successors and assigns.

AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS DAY OF , 2008.

Attachments:Schedule A Colour ElevationsSchedule B - Colour ElevationsSchedule C Site PlanSchedule D Building P ElevationsSchedule E Building Q ElevationsSchedule F Building R ElevationsSchedule G Building S ElevationsSchedule H 204 Street ElevationsSchedule I Unit Type B Floor PlansSchedule J Unit Type C Floor PlansSchedule K Unit Type D Floor PlansSchedule L Unit Type F Floor PlansSchedule M Unit Type G Floor PlansSchedule N Unit Type N Floor PlansSchedule O Landscape Plan


28/42

S C H E D U L E A

C O L O U R E L E V A T I O N S

W e s t e r n

P o r t i o n o f G r e e n w a y E l e v a t i o n

S o u t h e r n P o r t i o n o f 2 0 4 S t r e e t E l e v a t i o n


29/42

S C H E D U L E B

C O L O U R E L E V A T I O N S

S o u t h e r n P o r t i o n o f 2 0 4 S t r e e t E l e v a t i o n

N o r t h e r n P o r t i o n o f 2 0 4 S t r e e t E l e v a t i o n


30/42

S C H E D U L E C

S I T E P L A N


31/42

S C H E D U L E D

B U I L D I N G P E L E V A T I O N S


32/42


33/42

S C H E D U L E F

B U I L D I N G R E L E V A T I O N S


34/42


35/42

S C H E D U L E H

2 0 4 S T R

E E T E L E V A T I O N S

E a s t e r n P o r t i o n o f 9 6 A v e n u e

W e s t e r n P o r t i o n o f 9 6 A v e n u e


36/42

S C H E D U L E I

U N I T T Y P E B F L O O R P L A N S


37/42

S C H E D U L E J

U N I T T Y P E C F L O O R P L A N S


38/42

S C H E D U L E K

U N I T T Y P E D F L O O R P L A N S


39/42

S C H E D U L E L

U N I T T Y P E F F L O O R P L A N


40/42

S C H E D U L E M

U N I T T Y P E G F L O O R P L A N S


41/42

S C H E D U L E N


42/42

S C H E D U L E O

L A N

D S C A P E P L A N

N o t e : P l a n s u b j e c t t o

r e v i s i o n s t o a c c e p t a n c e

o f M a n a g e r o f P a r k s

D e s i g n a n d

D e v e l o p m e n t p r i o r t o

f i n a l i s s u a n c e o f

D e v e l o p m e n t P e r m i t

1 0 0 4 2 2

Documents

R2-Langley OCP Parklane Venture Ltd